BREEAM-NOR
BREEAM-NOR is the Norwegian version of the BREEAM environmental certification, adapted to Norwegian conditions by Grønn Byggallianse. It is the most widely used environmental certification in Norwegian commercial property and certifies both new builds and refurbishments at five levels: Pass, Good, Very Good, Excellent and Outstanding.
BREEAM (Building Research Establishment Environmental Assessment Method) was developed in the United Kingdom in the late 1980s and exists in national adaptations across much of Europe. The Norwegian scheme launched in 2010 and comes in three main manuals: BREEAM-NOR for new builds (latest version 2022), BREEAM In-Use for existing buildings, and BREEAM Communities for area development. The certification is carried out by an accredited BREEAM assessor under the manual that applied at registration, and is quality assured by Grønn Byggallianse.
The manual assesses nine categories: Management, Health and indoor environment, Energy, Transport, Water, Materials, Waste, Land Use and ecology, and Pollution. Each category contains a number of issues with credits awarded when documented requirements are met. The weighting between categories makes sure energy and health count most. The total score, adjusted for the weighting, translates into a star rating: 30% gives Pass, 45% Good, 55% Very Good, 70% Excellent and 85% Outstanding. Each rating also requires minimum standards in key issues to be met, so collecting loose credits is not enough.
Energy labelling, the choice of low-carbon concrete, reuse of construction materials, daylight analysis, moisture-safe design, BIM deliverables and documentation of environmental product declarations (EPD) are typical issues that drive the score. Energy is normally the single category that costs most to improve, while Management and Waste are often quick-win issues. New builds are certified in two phases: a design certification when the design is complete, and a final certification after the completion certificate, once documentation of the actual work is in place.
For owners and tenants, the BREEAM label has become a sign that the building meets requirements stricter than TEK17, and that environmental risk has been managed throughout the construction process. Many institutional tenants require at least Excellent in new builds, and a requirement for BREEAM In-Use Very Good is common in portfolio purchases. The certification links closely to the EU taxonomy: a BREEAM Excellent building covers large parts of the "do no significant harm" requirements, but taxonomy alignment also requires specific energy thresholds that do not always follow automatically.
The certification is not free. For a medium-sized new build, the total cost of the assessor, advisory work and extra costs for materials and technology typically comes to 1 to 3% of the construction cost at Excellent, and more at Outstanding. The added value from letting to premium tenants and lower yield pressure usually compensates in large buildings, but the margin is tighter on small projects.
In Placepoint you can tag buildings in the portfolio with BREEAM status and use it as a filter in analyses, so environmental certification becomes an integrated dimension in portfolio assessment.
From Placepoint's glossary: BREEAM-NOR
More information: Grønn Byggallianse: BREEAM-NOR, BRE Group: BREEAM, Store norske leksikon: BREEAM
English: BREEAM-NOR (Norwegian adaptation of the BREEAM environmental building certification).
Frequently asked questions
What is BREEAM-NOR?
The Norwegian version of the BREEAM environmental certification, adapted to Norwegian construction conditions by Grønn Byggallianse. It assesses the design, construction and operation of buildings at five levels from Pass to Outstanding.
Which categories are assessed?
Management, Health and indoor environment, Energy, Transport, Water, Materials, Waste, Land Use and ecology, and Pollution. Energy and Health carry the heaviest weighting.
What is the difference between BREEAM-NOR and BREEAM In-Use?
BREEAM-NOR certifies new builds and major refurbishments, while BREEAM In-Use assesses existing buildings in operation. The two manuals have different documentation requirements and are typically used at different points in the building's life cycle.
How much does a BREEAM certification cost?
It depends on size and level of ambition. For new builds, the total cost at Excellent typically comes to 1 to 3% of the construction cost, and more at Outstanding.
Is BREEAM Excellent enough for the EU taxonomy?
It covers large parts of the requirements, in particular "do no significant harm", but not all of them. Taxonomy alignment has its own thresholds for energy, among other things, which must be documented separately.